Kennewick’s median sale price hit $455,000 in April 2024, up 11% year-over-year and a full 44% above 2019 levels. Inventory sits at 1.3 months—half of what economists call a balanced market—yet new listings are finally creeping up as vineyard owners subdivide 5-acre parcels. Builders like Raykon and Corbridge have responded with 350 new permits, but labor shortages push completion dates to 2025.

• Hot price bands: $350k–$425k for starter homes in South Kennewick; $500k–$650k for view lots on Badger Mountain.
• Condo market: Columbia Park riverfront units trade at $305/sq ft, still $75 below comparable Portland product.
• Rent vs. own: Average 3-bedroom rent is $2,050; owning the median home with 3.5% down pencils to $2,780 including taxes and PMI—often less after tax deductions.

For buyers using VA or USDA, the payment gap narrows to under $150, making 2024 an optimal window before interest-rate buydowns disappear.

Each Kennewick neighborhood delivers a distinct lifestyle and price point; knowing the micro-market keeps your offer competitive.

Badger Mountain South: Family magnet, new Ridge View Middle, trailheads in your backyard. Homes built 2012-present, median $525k, DOM 6 days. NMHL’s 5% down conventional works great here; HOA dues are only $35/month so debt-to-income stays friendly.

Southridge: Medical district growth anchors values. 1990s ramblers at $400k get scooped by Providence nurses using $0-down VA. Flip potential: unfinished basements add 800 sq ft for $40k, lifting value $70k.

West 27th Place Historic: Walkable to Downtown restaurants, 1930s bungalows, prices $280k–$340k. FHA 203k is perfect for the inevitable galvanized-pipe updates; NMHL’s in-house draw team releases rehab funds within 48 hrs of inspection.

Canyon Lakes: Golf-course community, gated section, median $650k. Jumbo demand is rising—NMHL lends up to $1.5M with 10% down and 700 score, no PMI.

Benton County Treasurer mails statements in February with half due April 30 and half October 31. The 2024 levy rate is $11.95 per $1,000 assessed, but your assessed value lags market by roughly 18 months thanks to Washington’s statutory 1% annual growth cap—expect a jump after you purchase.

• Title & escrow: Owner’s policy runs about $1,050 per $400k; split is customary but negotiable.
• Transfer tax: Washington’s 1.78% REET is typically seller-paid, yet new construction contracts push it to buyers—read your builder addendum.
• HOA fees: Most Kennewick subdivisions charge $25–$60/month; Canyon Lakes golf is $165/month.
• Utility hookups: City water/sewer capacity fees top $5,800 for new construction—builders may pre-pay and roll into price.

NMHL’s loan estimate breaks these line items out upfront so your cash-to-close isn’t a surprise at Vista Field title.

Washington’s programs layer nicely with NMHL’s products, turning a 3.5% down FHA into a $500-out-of-pocket deal.

1. House Key Opportunity: Up to $15k forgivable after 5 years. Income limit $95k (1–2 persons), $125k (3+). Must use WSHFC first mortgage at 0.25% above market; NMHL locks your rate 60 days upfront.
2. Home Advantage: 4% of loan amount toward down payment; no resale restrictions. Pair with NMHL’s conventional 3% down for total 7% assistance.
3. Kennewick Community Development Block Grant: $7,500 for qualifying census tracts (mainly east of 395, west of Columbia Center Mall). Funds arrive at closing table—no second lien.
4. Scholarship for First-Gen Homebuyers: Benton-Franklin Trends reports 38% of Kennewick renters are first-generation Americans. If that’s you, WSHFC adds $10k to any of the above programs.

Our loan coordinators run the eligibility wizard while you’re still house-hunting so you can write offers that specify “$15,000 down-payment assistance to be delivered via WSHFC grant,” making sellers confident in your financing.

Tri-Cities entrepreneurs—winemakers, drone-tech consultants, itinerant farm-labor supervisors—often write off income on taxes. NMHL turns those write-offs into qualifying income with 12-month or 24-month bank-statement programs, no tax returns required.

• Bank Statement: Qualify on average deposits, 10% down to $1.5M, rates start at 7.125%.
• 1099 Only: Use gross 1099 income × 80% with 15% down.
• Asset Depletion: Retired orchardist? Divide liquid assets by 60 months to create monthly income; 20% down.

For credit dings, our Fresh-Start FHA goes to 500 score with 10% down, 580 with 3.5% down. One year after Chapter 7 discharge is okay if you’ve re-established two trade lines. We ignore medical collections under $2,000 and accept alternative credit (rent, utilities, cell). Veterans with 580 scores can use the VA IRRRL one year after purchase to drop rate without re-qualifying—perfect if you bought while rebuilding credit.